Community meeting – 7 Jan

There will be a Carriageworks community meeting on Tuesday 7th January, 6:30-8:30pm at St Pauls Learning Centre, Grosvenor Road, St Pauls.

The meeting will be to discuss the proposed amendments to the S.73 application submitted by PG and covered in our post of 15 November.

 

PG submit amendments to Block A proposals

PG have submitted amendments to their proposals for Block A (fronting Ashley Road). The full details can be found on the planning website.

Note that these only affect Block A and not any of the other buildings on the site. The listed Carriageworks building is not part of the proposed changes.

Summary

The proposals vary the 2015 planning permission.  They affect only Block A (referred to as A1 and A2 in the planning permission).  A Section 73 (minor material amendment) application to change the permission was submitted in May 2019.  These latest proposals vary that S.73 application.

CAG has created the images below, showing on the lefthand side of the image the original (May 2019) application to amend  with the latest proposals on the right.  (Note that the lefthand side image says October 2018 – this is the month that they were first released).

The key difference to the original amendment is the greater setback of the fourth and fifth floors.

Ground Floor

Changes to the entrance area and the configuration of ground floor servicing and retail units.

- ground floor.png

First Floor

Small change to roof over entrance.

1 first floor.png

Windows facing Hepburn Road revert to original planning application.  See drawing below for details.

first-floor-window-close-up-oct-2019.png

Closeup of windows facing Hepburn Road. Glazing will point south west.  Solid infill pointing south east towards Hepburn Road back gardens.

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Amendments to design of Block A – July 2019

We have just this evening received from PG these proposed changes to the designs of Block A.  We have the community meeting tomorrow (Wed 10th July 6:30pm at St Pauls Learning Centre) so wanted to get these drawings to you as soon as possible.  We haven’t yet had a chance to look at them.

Click the images below to open a PDF in a new tab.

Consultation on new PG planning application – submit your comments

PG have submitted a planning application to change Block A, the building that fronts Ashley Road. 

The application is a Section 73 application to make material amendments to the existing permission. So it is not a brand new application, but it is much more significant that the non-material applications that PG were submitting earlier this year.

You can see all the online files on the City Council’s website where you can also formally submit your comments. The application number is 19/02364/X.

At our community meeting on 16 May there were great concerns about the emerging proposals. Specifically: the height and mass in proportion to nearby buildings, the design of the shop fronts, the facade design and the materials.

Material amendments to a planning pemission are sometimes referred to the Planning Committee if requested by the committee members or if the planning officers consider it is justified e.g. if there are significant objections and or changes to the design of the building. Submitting your views to the proposals is therefore important.

The public consultation formally ends on 19th June (although this may be extended in practice) so please send your comments to the Council today and also copy them to us so that we can represent your views effectively and so that others can see what you’ve said.

Given the importance of the proposed changes and also the concerns about the Cultural Plan we are having another Community Meeting on Wed 10 July, 6:30pm at a venue to be decided. Put it in your diary and we’ll let you know the venue closer to the time. At the meeting we will have copies of the proposed changes.

CAG has always been committed to working with any developer who will help deliver the community vision and end the very long dereliction of this site. But we will not support a developer who does not deliver the vision.

The revised plan can be seen below along with the plan for which permission was granted. You can see the difference in scale on Ashley Road, and a different design for the entrance into the commercial and market space. (Note that the architects for the permissioned scheme deliberately left the more distant Block A2 uncoloured in order to reduce its visual impact).

May 2019 planning application

2019 Proposed Design

2015 Scheme with Planning Permission

2019 Proposed Design

Diag 4: Site cross section showing east elevation of Blocks A1 and A2 (from 2015 planning permission)

2019 Proposed ground floor plan

2015 Ground floor plan with permission

The Carriageworks is not an easy site to develop. The PG Group has been very open in saying that the cost of clearing it was higher than anticipated and that the build cost is also likely to be higher than expected. Given the current political climate it is also very difficult for them to be clear on potential selling prices for the flats.

But we also need to be aware of the architectural context and the fit of these designs. Above all it is a very important gateway site, with the Carriageworks, one of Bristol’s most architecturally important and impressive historic buildings, at its heart. So these designs must be given careful thought and a considered response. We urgently need your responses if we are to represent your views effectively. Every view received by the council will help and every one is important.

Site update from PG Group

PG Group have today sent an update about the Carriageworks redevelopment:

“Since we last shared the revisions to the Ashley Road façade in January CAG and PG have continued talking and this has influenced some further design developments that we will be sharing with you over the next few week including:

  • Design B is the design being submitted for the application, the one with the 6-commercial ground floor units as this was the preferred option
  • PG has also committed the architects to then turn their attention to the development of the facade design, following the ongoing discussions with CAG, and will share these revised designs during the application process
  • Shortly a revised CGI will also be created and shared to show this design development

“We can also confirm that the light stone used on the façade is Bath stone – this doesn’t really come across on the elevation attached.

“By way of explanation, PG’s focus has been pulling all the strands together to enable submission of the application into the planning process. I am pleased to say this will happen this week.

“The other good news is that PG is also finalising the lengthy search for a suitable contractor to build the Carriageworks. This appointment is now being finalised with an Autumn start date, exact dates to be confirmed, but we will share this with you as soon as we can.”

The designs referred to are below – click for a larger version.  The update is not clear as to whether the application to the planning process will be a full planning application or another non-material amendment in common with the other changes submitted this year.

Proposed revisions to Ashley Road frontage

Click to see images from the design that currently has planning permission. The key change is to the fifth and sixth stories which were previously setback but are now brought closer to Ashley Road in order to increase the number of flats inside. The facade also sees a redesign.

CAG is holding a community meeting on Thursday to discuss the latest proposals and other things. Click for further details.

Community Meeting – 16 May 2019

We will be holding a Carriageworks Community Meeting on Thurs 16 May from 6:30pm to 8:30pm at Hamilton House (Mild West room).

Site demolition is now complete and PG have been submitting a number of non-material amendment proposals to the City Council.  As yet, however, a start date for development is still elusive, due in no small part to uncertainties in the construction and property markets arising from Brexit.

At the meeting we will discuss:

  • The emerging changes proposed by PG to the planning permission
  • The cultural plan, what it includes and what it doesn’t (but maybe should) include
  • How the Carriageworks site fits into Stokes Croft Neighbourhood Association’s emerging plans

We look forward to seeing you on the 16th.

Lori and the Liaison Group

PG submit listed building application for change of Carriageworks roof

On 29 January PG submitted another application to the city planners ref 19/00436/X (links to full details on Council website).

Note that this application matches a non-material amendment (ref 19/00409/NMA) to the main planning permission, submitted on 25 January and already consented on 15 February (click for our summary of this application).

PG want to change the roof design of the listed Carriageworks building (Block C) to allow for an internal lift to reach the top floor. This will change the elevation of the building when seen from the rear by replacing two dormer windows with an enlarged mansard roof and one (non dormer?) window.  As a result of the proposed change the roof design will not be uniform (see drawing comparison below).

Extracts from architect’s drawings showing existing scheme and proposed change to roof of Block C

PG have not submitted any elevations to show what if any change will be visible from Stokes Croft or any cross-section of the revised roof.  However, the covering letter states that the changes will only impact the rear elevation.

In terms of formalities, the application seeks to vary the listed building consent they received in 2017 (ref 17/04561/X) which itself varied the original listed building consent granted in 2016 (ref 14/05982/LA).

Any comments on the application have to be made to the planning department by 28 Feb.